27 Lincoln Ave · Mount Ephraim, NJ 08059

$219,900

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 52 Days on market

Built 1938 3,049 sqft lot Est $375k · 41% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +5.4/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location. .. .This HOME is settled right in the heart of Mt. Ephraim and is walking distance from schools, restaurants, shopping, parks, and all major roadways. Featuring 2 nice sized bedrooms with a walk up attic just waiting to be finished, original hardwood flooring, replacement windows and a full basement. There is an Oversized Garage and driveway that allows 4 car parking along with an enclosed front porch that could be used as a 3 season room. Check this home out and make your OFFER today! More pictures to come. All appliance included in as-is condition. Garage is being sold as-is.

Key facts

• 3,049 sq ft lot
• Built 1938
• Listed 52 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service; Electric service (150 amps); Cable TV available
• Home design: Detached property; Fee simple ownership; Shingle roof
• Construction: Aluminum siding; Brick/mortar foundation; Above-grade structure
• Exterior features: Exterior lighting; Sidewalks; Street lights; Rear yard

Interior

• Kitchen: Gas oven/range; Eat-in layout with island
• Bedrooms: 1 bedroom on main level; 2 bedrooms on the first upper level
• Flooring: Fully carpeted; Vinyl
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Hot water heating (natural gas); Wall and window cooling units (electric)
• Interior features: Stall shower; Ceiling fan(s); Eat-in kitchen; Skylight(s); Tub with shower; Kitchen island; Drywall walls and ceilings; Unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $15 ($179/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#90 in NJ, #2,379 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: crime D+, amenities D.
• Mt. Ephraim School District (suburban): math 19% / reading 41% proficiency, ranked #341 of 472 in NJ (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $158k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 38% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $374,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Lincoln Ave	0.00mi	3/2.0	1,372 (0%)	1mo	$191,000	$139	99
720 Cedar Ave	0.33mi	2/2.0 (-1)	1,384 (+1%)	4mo	$295,000	$213	75
820 Market St	0.24mi	3/2.0	1,260 (-8%)	4mo	$310,000	$246	72
817 Green Ave	0.33mi	3/2.5	1,464 (+7%)	2mo	$400,000	$273	70
133 3rd Ave	0.50mi	3/2.0	1,315 (-4%)	2mo	$380,000	$289	68
2019 W High St	0.62mi	3/1.5	1,336 (-3%)	1mo	$415,000	$311	64
66 E Buckingham Ave	0.48mi	4/1.5 (+1)	1,453 (+6%)	0mo	$385,000	$265	60
105 3rd Ave	0.52mi	3/2.5	1,215 (-11%)	0mo	$375,000	$309	54
438 W Browning Rd	0.72mi	3/1.5	1,272 (-7%)	0mo	$297,500	$234	52
101 Sixth Ave	0.37mi	2/1.0 (-1)	1,224 (-11%)	5mo	$275,000	$225	51
553 Maple Ave	0.75mi	4/2.0 (+1)	1,258 (-8%)	3mo	$417,000	$331	44
243 Hampshire Ave	0.74mi	3/2.0	1,216 (-11%)	6mo	$361,000	$297	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-34,485
• Equity at exit: $32,788

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-27,999
• Equity at exit: $19,013

Cash invested: $61,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08059

• Home prices YoY: -21.6%
• Active inventory: 30
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$542 /mo · $6,505/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $15

Break-even live

Break-even rent $2,262

Max offer price $219,900

Occupancy floor 94%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Lincoln Ave Mount Ephraim, NJ	4.0	2.0	1832	$2,695	$1.47	24d	1	0.13mi
13 S Black Horse Pike Unit 1B Haddon Heights, NJ	2.0	1.0	1000	$1,795	$1.79	17d	1	0.37mi
631 Charles St Mount Ephraim, NJ	2.0	1.0	1764	$1,950	$1.11	22d	1	0.49mi
289 James St Unit 2 Mt Ephraim, NJ	2.0	1.0	1150	$2,350	$2.04	2d	1	0.52mi
107 E Kings Hwy Unit 2ND FLOOR Mt Ephraim, NJ	2.0	1.0	900	$1,800	$2.00	24d	1	0.55mi
430 W Browning Rd Bellmawr, NJ	1.0–2.0	1.0	773	$1,970	$2.55	1d	17	0.80mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	24d	8	0.93mi
1120 Howard Ave Unit A Bellmawr, NJ	2.0	1.0	1425	$1,800	$1.26	18d	1	1.23mi
244 Mansion Ave Audubon, NJ	3.0	1.0	950	$2,050	$2.16	24d	1	1.28mi
117 W Nicholson Rd Audubon, NJ	2.0	1.0	1300	$2,600	$2.00	24d	1	1.43mi
511 3rd Ave Audubon, NJ	2.0	1.0	984	$2,100	$2.13	24d	1	1.44mi
114 Walnut St Audubon, NJ	3.0	1.0	950	$2,300	$2.42	24d	1	1.49mi

Listing history 29 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   historical Active Under Contract
3. 2026-03-13
   listed $219,900 Active
4. 2021-05-24
   soldstatus $158,000 Closed 617-char remark

   Show marketing remark (617 chars)

   Location, Location, Location. .. .This HOME is settled right in the heart of Mt. Ephraim and is walking distance from schools, restaurants, shopping, parks, and all major roadways. Featuring 2 nice sized bedrooms with a walk up attic just waiting to be finished, original hardwood flooring, replacement windows and a full basement. There is an Oversized Garage and driveway that allows 4 car parking along with an enclosed front porch that could be used as a 3 season room. Check this home out and make your OFFER today! More pictures to come. All appliance included in as-is condition. Garage is being sold as-is.

5. 2021-04-05
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Location, Location, Location. .. .This HOME is settled right in the heart of Mt. Ephraim and is walking distance from schools, restaurants, shopping, parks, and all major roadways. Featuring 2 nice sized bedrooms with a walk up attic just waiting to be finished, original hardwood flooring, replacement windows and a full basement. There is an Oversized Garage and driveway that allows 4 car parking along with an enclosed front porch that could be used as a 3 season room. Check this home out and make your OFFER today! More pictures to come. All appliance included in as-is condition. Garage is being sold as-is.

6. 2021-03-27
   historical Active Under Contract 617-char remark

   Show marketing remark (617 chars)

   Location, Location, Location. .. .This HOME is settled right in the heart of Mt. Ephraim and is walking distance from schools, restaurants, shopping, parks, and all major roadways. Featuring 2 nice sized bedrooms with a walk up attic just waiting to be finished, original hardwood flooring, replacement windows and a full basement. There is an Oversized Garage and driveway that allows 4 car parking along with an enclosed front porch that could be used as a 3 season room. Check this home out and make your OFFER today! More pictures to come. All appliance included in as-is condition. Garage is being sold as-is.

7. 2021-03-20
   listed $149,900 Active 617-char remark

   Show marketing remark (617 chars)

   Location, Location, Location. .. .This HOME is settled right in the heart of Mt. Ephraim and is walking distance from schools, restaurants, shopping, parks, and all major roadways. Featuring 2 nice sized bedrooms with a walk up attic just waiting to be finished, original hardwood flooring, replacement windows and a full basement. There is an Oversized Garage and driveway that allows 4 car parking along with an enclosed front porch that could be used as a 3 season room. Check this home out and make your OFFER today! More pictures to come. All appliance included in as-is condition. Garage is being sold as-is.

8. 2015-06-15
   soldstatus $119,000 Sold 609-char remark

   Show marketing remark (609 chars)

   People, do what the weather calls for and Spring into this fantastic house. Location,location, location, this home is settled right in the heart of Mt. Ephraim. Walking distance to everything, schools, cabana, etc... yet close enough to all major arteries, shore points, Pocono's etc... this home features two bedrooms with a walk up attic just waiting to be finished. Home has been re-sheet rocked, full basement, two nice size bedrooms and a large detached garage. Four car driveway parking, fenced yard and a great enclosed front porch. This home is priced right, check it out and make your offer today!!!

9. 2015-06-15
   soldstatus $119,000

   Show marketing remark (609 chars)

   People, do what the weather calls for and Spring into this fantastic house. Location,location, location, this home is settled right in the heart of Mt. Ephraim. Walking distance to everything, schools, cabana, etc... yet close enough to all major arteries, shore points, Pocono's etc... this home features two bedrooms with a walk up attic just waiting to be finished. Home has been re-sheet rocked, full basement, two nice size bedrooms and a large detached garage. Four car driveway parking, fenced yard and a great enclosed front porch. This home is priced right, check it out and make your offer today!!!

10. 2015-05-16
    status Under Contract 609-char remark

    Show marketing remark (609 chars)

    People, do what the weather calls for and Spring into this fantastic house. Location,location, location, this home is settled right in the heart of Mt. Ephraim. Walking distance to everything, schools, cabana, etc... yet close enough to all major arteries, shore points, Pocono's etc... this home features two bedrooms with a walk up attic just waiting to be finished. Home has been re-sheet rocked, full basement, two nice size bedrooms and a large detached garage. Four car driveway parking, fenced yard and a great enclosed front porch. This home is priced right, check it out and make your offer today!!!

11. 2015-04-21
    historical
12. 2015-03-26
    listed $124,900 Active 609-char remark

    Show marketing remark (609 chars)

    People, do what the weather calls for and Spring into this fantastic house. Location,location, location, this home is settled right in the heart of Mt. Ephraim. Walking distance to everything, schools, cabana, etc... yet close enough to all major arteries, shore points, Pocono's etc... this home features two bedrooms with a walk up attic just waiting to be finished. Home has been re-sheet rocked, full basement, two nice size bedrooms and a large detached garage. Four car driveway parking, fenced yard and a great enclosed front porch. This home is priced right, check it out and make your offer today!!!

13. 2015-03-23
    listed $124,900
14. 2014-09-01
    historical
15. 2013-04-18
    listed $129,899
16. 2009-08-13
    soldstatus $155,800
17. 2009-07-24
    soldstatus $155,800
18. 2009-07-01
    historical
19. 2008-09-27
    listed $164,900
20. 2007-11-30
    soldstatus $152,000
21. 2007-10-09
    historical
22. 2007-09-19
    listed $152,000
23. 2004-01-15
    soldstatus $129,500
24. 2003-11-24
    soldstatus $129,500
25. 2003-06-30
    listed $129,500
26. 2003-03-16
    listed $129,499
27. 2003-03-16
    historical
28. 1995-12-07
    soldstatus $84,300
29. 1995-10-30
    soldstatus $97,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $6,505 · $542/mo
• Projected year-2 tax: $6,505 · $542/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 38% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,369
• − Mortgage interest: −$12,318
• − Property taxes: −$6,505
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$6,397
• Taxable loss: −$3,329
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $978/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mt. Ephraim School District
• NCES district ID: 3410890
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $61,483
• Composite: 27.21/100
• National rank: #7018
• State rank: #341 of 472 in NJ

Livability — Mount Ephraim

• Score: 78/100
• State rank: #90
• US rank: #2379

Category grades

Amenities D Commute A Cost of living C+ Crime D+ Employment A Housing A+ Health & safety A- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Ephraim, NJ
• City population: 5,616
• Population (ZIP): 5,616

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 12% Lithuanian 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.61%
• Current HPI: 329.7905
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+126.7% since first listed

29 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-04 Contingent — BRIGHT MLS
• 2026-03-13 Listed $219,900 BRIGHT MLS
• 2021-05-24 Sold (MLS) $158,000 BRIGHT MLS
• 2021-04-05 Pending — BRIGHT MLS
• 2021-03-27 Contingent — BRIGHT MLS
• 2021-03-20 Listed $149,900 BRIGHT MLS
• 2015-06-15 Sold (MLS) $119,000 BRIGHT MLS
• 2015-06-15 Sold (MLS) $119,000 TREND
• 2015-05-16 Pending — TREND
• 2015-04-21 Listing Removed — BRIGHT MLS
• 2015-03-26 Listed $124,900 TREND
• 2015-03-23 Listed $124,900 BRIGHT MLS
• 2014-09-01 Listing Removed — BRIGHT MLS
• 2013-04-18 Listed $129,899 BRIGHT MLS
• 2009-08-13 Sold (Public Records) $155,800 Public Records
• 2009-07-24 Sold (MLS) $155,800 BRIGHT MLS
• 2009-07-01 Listing Removed — BRIGHT MLS
• 2008-09-27 Listed $164,900 BRIGHT MLS
• 2007-11-30 Sold (MLS) $152,000 BRIGHT MLS
• 2007-10-09 Listing Removed — BRIGHT MLS
• 2007-09-19 Listed $152,000 BRIGHT MLS
• 2004-01-15 Sold (Public Records) $129,500 Public Records
• 2003-11-24 Sold (MLS) $129,500 BRIGHT MLS
• 2003-06-30 Listed $129,500 BRIGHT MLS
• 2003-03-16 Listing Removed — BRIGHT MLS
• 2003-03-16 Listed $129,499 BRIGHT MLS
• 1995-12-07 Sold (Public Records) $84,300 Public Records
• 1995-10-30 Sold (Public Records) $97,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $6,505 · +2.5% YoY. Source: county tax records.